133 Ham Rd · Davidsville, PA 15935

$99,000

3 bd · 0.5 ba · 2,779 sqft · SingleFamily public records · 22 Days on market

Built 1925 6.60 ac lot

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Schools +5.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Dreaming of acreage, privacy, and the opportunity to create something truly special? Welcome to 133 Ham Road in Hollsopple, located in the highly desirable Conemaugh Township School District. Situated on approximately 6.6 acres, this unique farmhouse property offers the kind of space, character, and potential that rarely comes available. This charming old farmhouse offers 5 bedrooms, 2.5 baths, and a spacious kitchen filled with the potential to become the dream gathering space you've always imagined—opening directly into the living room where family and friends can comfortably gather for holidays, dinners, and slow evenings at home. The cozy wood-burning fireplace, beautiful French d

Key facts

• Acreage
• Privacy
• Spacious kitchen

Tags

• ACREAGE
• PRIVACY
• UNIQUE FARMHOUSE
• SPACIOUS KITCHEN
• COZY WOOD-BURNING FIREPLACE
• BEAUTIFUL FRENCH DOORS

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water and spring; Public sewer and septic tank; Sewer available
• Home design: Single-family residential; Two stories
• Construction: Stone and block construction; Metal roof; Built prior to 2026
• Exterior features: Front porch; Guest house; Barn(s)

Interior

• Kitchen: Range; Oven
• Flooring: Carpet; Vinyl; Linoleum
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Hot water heating; Oil heating
• Interior features: Range; Oven; Wood-burning fireplaces (3 total)
• Laundry & utility: Laundry on main level; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#938 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: amenities F, commute F, health & safety F.
• Conemaugh Township Area SD (rural): math 59% / reading 75% proficiency, ranked #45 of 539 in PA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 10 active listings in the ZIP; 78 units permitted in Somerset County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($684 loan paydown + $4k appreciation (3.7% local appreciation)).
• Somerset County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.34% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.78%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.40×
• Total profit: $38,760
• Equity at exit: $48,336

10-year hold

• IRR: 24.1%
• Equity multiple: 4.65×
• Total profit: $101,160
• Equity at exit: $77,611

Cash invested: $27,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 15935

• Home prices YoY: 2.5%
• Active inventory: 10
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,328 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$124 /mo · $1,491/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $365

Break-even live

Break-even rent $867

Max offer price $99,000

Occupancy floor 68%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $99,000 Active 22 DOM
2. 2026-06-18
   days on market $99,000 Active 21 DOM
3. 2026-06-17
   days on market $99,000 Active 20 DOM
4. 2026-06-16
   days on market $99,000 Active 19 DOM
5. 2026-06-15
   days on market $99,000 Active 18 DOM
6. 2026-06-14
   days on market $99,000 Active 16 DOM
7. 2026-06-12
   days on market $99,000 Active 15 DOM
8. 2026-06-09
   days on market $99,000 Active 12 DOM
9. 2026-06-08
   days on market $99,000 Active 11 DOM
10. 2026-06-07
    days on market $99,000 Active 10 DOM
11. 2026-06-05
    days on market $99,000 Active 7 DOM
12. 2026-06-03
    days on market $99,000 Active 6 DOM
13. 2026-06-02
    days on market $99,000 Active 5 DOM
14. 2026-06-01
    days on market $99,000 Active 4 DOM
15. 2026-05-31
    days on market $99,000 Active 3 DOM
16. 2026-05-30
    days on market $99,000 Active 2 DOM
17. 2026-05-28
    listed $99,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,491 · $124/mo
• Projected year-2 tax: $1,528 · $127/mo
• Expected delta: +$36/yr (+$3/mo · 2.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,939
• − Mortgage interest: −$5,546
• − Property taxes: −$1,491
• − Insurance: −$495
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$2,880
• Taxable income: $2,976
• Est. tax owed @ 24.0%: −$714
• After-tax cash flow: $3,661/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Conemaugh Township Area SD
• NCES district ID: 4206420
• Math proficiency: 59% ▼ -10.00%
• Reading proficiency: 75% ▼ -4.00%
• Median HH income: $47,140
• Composite: 56.55/100
• National rank: #1150
• State rank: #45 of 539 in PA

Livability — Davidsville

• Score: 67/100
• State rank: #938
• US rank: #10259

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment B- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,567

Population outlook (Somerset County) Hauer SSP2

• Today (2025): 71,318 people
• By 2030: 68,555 · -3.9%
• By 2040: 62,447 · -12.4%
• By 2050: 56,437 · -20.9%
• By 2075: 44,453 · -37.7%
• By 2100: 32,408 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 12% Scotch-Irish 4% Slovene 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · German/W. Germanic 5%

Political lean MEDSL · Somerset

• 2024 margin: Solid R (+57.2) · D 21.0% · R 78.3%
• 2008→2024 swing: -32.2pp toward R · 2008: -25.0pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+56.3 2016: R+55.9 2012: R+42.9 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.68%
• Current HPI: 149.6211
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

1 event — show timeline

• 2026-05-28 Listed $99,000 CSMLS

Property tax history

+1.0%/yr

Latest (2026): $1,491 · +3.2% YoY. Source: county tax records.